moray town centre health check 2010
TRANSCRIPT
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Moray Town Centre Health Check
Assessment 2010
For further information, please contact:
Pamela Harty Tel: 01343 563265, email: [email protected]
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Moray Town Centre Health Checks 2010 ii
Table of Contents
Executive Summary............................................................................................................v
1 Introduction .............................................................................................................. 1
Study approach ................................................................................................................... 1
Structure of the Report ....................................................................................................... 2
2 Methodology ............................................................................................................. 2
Vitality & Viability Indicators .............................................................................................. 2
3 Elgin Town Centre Health Check ................................................................................. 5
Pedestrian Footfall .............................................................................................................. 5
Diversity of Uses ................................................................................................................. 7
Retailer Representation .................................................................................................... 10
Vacancy Rate ..................................................................................................................... 11
Retailer Intentions ............................................................................................................ 12
Rent and Yield ................................................................................................................... 13
Turnover ............................................................................................................................ 14
Accessibility ....................................................................................................................... 14
Environmental Quality ...................................................................................................... 18
Tourism ............................................................................................................................. 19
Crime and Safety ............................................................................................................... 20
Elgin Town Centre Health Check Summary ...................................................................... 21
4 Edgar Road Health Check ......................................................................................... 23
Pedestrian Footfall ............................................................................................................ 23
Diversity of Uses ............................................................................................................... 24Retailer Representation .................................................................................................... 25
Vacancy Rates ................................................................................................................... 25
Turnover ............................................................................................................................ 25
Accessibility ....................................................................................................................... 25
Edgar Road Health Check Summary ................................................................................. 25
5 Forres Town Centre Health Check ............................................................................ 27
Pedestrian Footfall ............................................................................................................ 27
Diversity of Uses ............................................................................................................... 29
Retailer Representation .................................................................................................... 30Vacancy Rates ................................................................................................................... 30
Retailer Intentions ............................................................................................................ 31
Rent and Yield ................................................................................................................... 31
Turnover ............................................................................................................................ 31
Accessibility ....................................................................................................................... 32
Environmental Quality ...................................................................................................... 33
Tourism ............................................................................................................................. 33
Crime and Safety ............................................................................................................... 34
Forres Town Centre Health Check Summary .................................................................... 34
6 Keith Town Centre Health Check .............................................................................. 36
Pedestrian Footfall ............................................................................................................ 36
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Diversity of Uses ............................................................................................................... 38
Retailer Representation .................................................................................................... 39
Vacancy Rate ..................................................................................................................... 40
Retailer Intentions ............................................................................................................ 40
Rent and Yield ................................................................................................................... 41
Turnover ............................................................................................................................ 41Accessibility ....................................................................................................................... 41
Environmental Quality ...................................................................................................... 42
Tourism ............................................................................................................................. 43
Crime and Safety ............................................................................................................... 43
Keith Town Centre Health Check Summary ...................................................................... 44
7 Buckie Town Centre Health Check ............................................................................ 45
Pedestrian Footfall ............................................................................................................ 45
Diversity of Uses ............................................................................................................... 47
Retailer Representation .................................................................................................... 48
Vacancy Rate .................................................................................................................... 48
Retailer Intentions ............................................................................................................ 49
Rent and Yield ................................................................................................................... 49
Turnover ............................................................................................................................ 49
Accessibility ....................................................................................................................... 50
Environmental Quality ...................................................................................................... 50
Tourism ............................................................................................................................. 51
Crime and Safety ............................................................................................................... 51
Buckie Town Centre Health Check Summary ................................................................... 51
8 Lossiemouth Town Centre Health Check .................................................................. 52Pedestrian Footfall ............................................................................................................ 52
Diversity of Uses ............................................................................................................... 54
Retailer Representation .................................................................................................... 55
Vacancy Rate .................................................................................................................... 55
Retailer Intentions ............................................................................................................ 55
Rent and Yield ................................................................................................................... 56
Turnover ............................................................................................................................ 56
Accessibility ....................................................................................................................... 56
Tourism ............................................................................................................................. 57
Crime and Safety ............................................................................................................... 57Lossiemouth Centre Health Check Summary ................................................................... 58
9 Smaller Settlements Health Check ........................................................................... 59
Diversity of Uses ............................................................................................................... 59
Retailer Representation .................................................................................................... 61
Vacancy Rate ..................................................................................................................... 61
Turnover ............................................................................................................................ 62
10. Comparative Centres ............................................................................................... 64
Pedestrian Footfall ............................................................................................................ 64
Diversity of Uses ............................................................................................................... 65
Retailer Representation .................................................................................................... 65
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Vacancies .......................................................................................................................... 66
Turnover ............................................................................................................................ 66
Appendices
Appendix I: Location of Key Centres within the Study Area
Appendix II: Plans of Footfall Survey LocationsAppendix III: GOAD categories and classifications
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Moray Town Centre Health Checks 2010 v
Executive Summary
ES.1 In 2010, Moray Council undertook a series of Town Centre Health Checks
assessments in Moray. On the instruction of Moray Council, Hargest Planning Ltd.
and NEMS Market Surveys were commissioned to assist in the establishment of a
Town Centre Health Check Framework. Hargest Planning Ltd., in conjunction with
NEMS Market Surveys, were appointed to:
Advise Moray Council Planning staff on the use of key Vitality and Viability
Indicators (including information sources and application);
Develop a strategic retail model for Moray;
Identify the level of expenditure leakage from Moray; and
Undertake a sample survey of Moray households and shoppers in order to
identify current shopping patterns.
ES.2 Subsequently, Moray Council Planning staff undertook an assessment of theperformance of the existing town centres of Elgin (and also Edgar Road), Forres,
Keith, Buckie and Lossiemouth, in accordance with Scottish Planning Policy (SPP)
criteria and the recommendations of the Town Centres Retailing and
Methodologies paper published by the Scottish Government in December 2007.
Limited audits were also carried out for Aberlour, Dufftown, Fochabers and Rothes.
ES.3 The Town Centre Health Check (hereafter referred to as TCHC) provides a baseline of
information which can be compared with future Health Check assessments of
Morays towns. The 2010 Moray TCHC will form part of an on -going programme of
health check assessments, which are intended to be updated on a regular basis.TCHC data will:
Provide an evidence base for use in other studies and strategies (e.g. The
Elgin City Region for the Future project);
Support the preparation and implementation of the local development plan
and economic development policies; and
Provide a baseline for assessing the impacts of proposed retail development
proposals on the town centre.
ES.4 It is notable that the report does not seek to provide an interpretation of the
information obtained- its role is to provide the base information for other
studies/analysis to interpret.
ES.5 An overview of the TCHC assessments for each of the study areas is summarised
briefly below.
Elgin Town Centre
ES.6 Elgin town centre is a healthy and attractive centre which plays an important role in
the region. The town centre provides a good range of comparison and convenience
retailing with a good mix of national multiple retailers and independent stores for a
town of its size. This provision is supported by a wide range of other town centre
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uses that reflect Elgins role as the principle centre in the region. There are clear
strengths within the centre. The Conservation Area and attractive built environment
create a pleasing built realm for shoppers.
ES.7 The vacancy rate in Elgin accounts for 6.4% of the total number of Comparison,
Convenience, Retail and Leisure Service units within the centre (see paragraph 3.24),and is below the current Scottish average of 10%. This is an indication of the relative
health of the centre.
ES.8 Details on the rental values being achieved in Elgin have been collated through
discussion with commercial agents. Prime zone A rentals of 37 per sq ft are being
achieved in the High Street main shopping area. Further evidence would suggest that
rentals of 35 per sq ft are being experienced in other retail locations including
Batchen Street and South Street. Benchmarking data obtained from Aberdeenshire
Long Term Retail Requirements Study 2009 , estimates that 35 per sq ft are being
achieved for prime zone rents in Inverurie. This figure can be contrasted to 115 persq ft prime zone A rents being achieved in Inverness and 163 per sq ft in Aberdeen.
ES.9 Spending generated by residents on convenience and comparison items in centres
and stores in Moray represents retail turnover. Data has been obtained from a
review of the strategic retail model, undertaken by Hargest Planning Ltd, as part of
the wider health check study. Based on the information derived from the strategic
retail model, turnover rates for retail goods businesses in the town centre appear to
be healthy. It is estimated that the total turnover for all retail goods shops in the
town centre is currently 106.99m: that is 47.97m for convenience shops (this is
high reflecting the size of the Tesco superstore); 50.62m for general comparison;
and 8.40m for bulky goods (e.g. furniture; floor coverings; household textiles;domestic appliances; hardware; DIY and decorator's supplies).
ES. 10 Based on information derived from the model, the figures for Special Forms of
Trading (SFT) for Moray residents in 2010 amounted to a total figure of 27.31m. SFT
includes each of the following: internet shopping; home delivery; purchases over the
telephone; car boot sales; mobile shops etc. The total figure can be disaggregated as
follows: Convenience 6.4m; General Comparison 14.94m; and Bulky Goods
5.97m.
ES. 11 Thus, the total available expenditure in Moray is broken down as follows: 6.5% is
spent on SFT; 71.2% is spent in shops; and 22.3% is spent outwith Moray as
expenditure leakage.
ES.12 As noted above in Paragraph ES.11, 22.3% (i.e. 93.88m) of the total available
expenditure in Moray is spent outwith the area. The total figure can be
disaggregated as follows: Convenience -2.70m; General Comparison 74.64m; and
Bulky Goods 21.93m. (Convenience leakage accounts for -2%. This means there is a
marginal net inflow due to Asda drawing from the Highlands area and tourists
exceeding leakage to Inverness1).
1Data obtained from previous Hargest Wallace Planning Ltd. and Asda Stores Ltd. 2007 study.
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ES.13 There are parts of the town centre, including the Lossie Green area that could be
enhanced and some of the entrances into the city centre are poor in terms of their
appearance and attractiveness. Overall, Elgin is a vital and viable town centre by
national standards.
Edgar Road Area of Elgin
ES.14 The Edgar Road area of Elgin provides a significant concentration of trading retail
floorspace. It is notable that the area has 15 comparison goods retail units (18,432
sqm). Only a small proportion of units are for convenience goods but these include
the Asda and Lidl stores and so, when one considers floorspace and turnover,
convenience goods retailing comprises a significant proportion of the areas
floorspace and turnover.
ES.15 The number of vacant units identified by Moray Council planning staff was 9, which
is a vacancy rate of 50%. Elgin Retail Park has been developed, but only one unit is
currently occupied by Matalan. Floorspace data obtained from previous planning
application documents indicates that there is approximately 6,878 sqm (gross
internal floor area) of vacant floorspace in the Edgar Road area.
ES.16 Based on the information in the retail model, it is estimated that the total turnover
for all retail goods shops in the area is currently 86.52m. As noted above in
paragraph ES.9, it is estimated that the total turnover for all retail goods shops in
Elgin town centre is currently 106.99m.
Forres Town Centre
ES.17 Forres is historically an important town centre for the local community and the
tourist economy. There are clear strengths within the centre. The Conservation Area
and the quality of the built environment, create a pleasing built realm for shoppers.
Forres town centre provides a good range of convenience goods shopping and
reasonable range of comparison goods shops, however, there is no town centre
anchor store Tesco and Lidl have developed out of centre. However, there is a Co-
operative store located within the defined town centre boundary.
ES.18 The number of vacant units identified by Moray Council planning staff was 7, which
is a vacancy rate of 8.2%- which is slightly below the average rate for Scotland.
ES.19 Based on the information in the retail model it is estimated that the total turnover
for all retail goods shops in Forres town centre is currently 10.25m: that is 4.86
for convenience shops; 4.64m for general comparison; and 0.76m for bulky goods.
Turnover rates are average for this type of centre. Overall, Forres is a relatively vital
and viable town centre.
Keith Town Centre
ES.20 Keith town centre provides a reasonable range of convenience goods shopping and
comparison goods shops and a good range of retail services available for a town of
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Moray Town Centre Health Checks 2010 viii
this size. It is notable that the study area2
has 24 comparison goods retail units
(4,949sqm); 11 convenience outlets (1,353 sqm); and 12 retail service units (722.5
sqm). There are 5 national (Scottish/UK) multiples in the town centre out of a total of
35 retail goods shops (retail services are excluded from this analysis) that is 14%.
This can be compared to 42% in Elgin town centre, 17% in Forres town centre and
26% in Buckie town centre.
ES.21 There are, however, some weaknesses in the centre. The number of vacant units
identified by Moray Council planning staff was 6, which is a vacancy rate of 9.1%-
higher than both Forres (8.2%) and Buckie (5.8%). Respondents to the Keith Business
Survey commented that the proliferation of vacant buildings around the south end
of Mid Street is a particular problem.
ES.22 According to the analysis of the strategic retail model, Keith town centre had an
estimated annual retail goods turnover in the region of 9.6m in 2010. Of this total,
2.69m was derived from convenience shops; 5.02m for general comparison; and
1.89m for bulky goods. Turnover rates are close to average for this type of centre.
The retail turnover figures stated above, excludes the Tesco store, which is located
just outside the town centre boundary. Based on the information in the retail model,
the estimated total turnover for the Tesco store is 10.93m (i.e. 8.87m convenience
and 2.06m general comparison).
ES.23 In overall terms, the centre exhibits comparatively weaker signs of vitality and
viability, than the town centres of Elgin, Forres and Buckie.
Buckie Town Centre
ES.24 The low level of vacancy and diverse retail offer in Buckie indicates that the town
centre is performing well. It is notable that the area has 33 comparison goods retail
units (4,873 sqm); 9 convenience outlets (3,685 sqm); and 14 retail service units (989
sqm). There is a reasonable range of convenience goods shopping and comparison
goods shops and a good range of retail services available for a town of this size.
ES.25 The number of vacant units identified by Moray Council planning staff was 4, which
is a vacancy rate of 5.8%- which is significantly lower than Keith (9.1%); Forres
(8.2%); and Lossiemouth (13.3%).
ES.26 Based on the information in the strategic retail model, turnover rates are close tothe average for type of centre. It is estimated that the total turnover for all retail
goods shops in Buckie town centre is currently 17.47m: that is 9.53m for
convenience shops; 6.56m for general comparison; and 1.36m for bulky goods.
ES.27 In overall terms, the centre exhibits generally good vitality and viability.
Lossiemouth Centre
ES.28 Lossiemouth does not contain a defined town centre, however a map of the study
area can be found in Paragraph 8.7. There are few multiple retailers and
2Excludes Fife Keith town centre.
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Moray Town Centre Health Checks 2010 1
1 Introduction
Study approach
1.1 This Paper provides an assessment of the existing town centre uses within Moray,focusing on the health of the main centres of Elgin, including Edgar Road, Forres,
Keith, Buckie and Lossiemouth. It also provides an assessment of some other smaller
centres, including Aberlour, Dufftown, Fochabers and Rothes see Section 9. A plan
showing the location of the key centres within the Study Area is included at
Appendix I.
1.2 The Town Centre Health Check (TCHC) provides a baseline of information which canbe compared with future Health Check assessments of Morays towns. The 2010
Moray TCHC will form part of an on-going programme of health check assessments,
which will be updated on a regular basis- (certain indicators, such as consumer
surveys, will be updated every five years due to cost implications). TCHC data will:
Provide an evidence base for use in other studies and strategies (e.g. The
Elgin City Region for the Future project);
Support the preparation and implementation of the local development plan
and/or economic development policies; and
Provide a baseline for assessing the impacts of proposed retail development
proposals on the town centre.
1.3 The surveys undertaken and the development of a strategic retail model (developedfrom the consumer survey information) are directly applicable to other areas of
work. It is notable that the report does not seek to provide an interpretation of the
information obtained- its role is to provide the base information for other
studies/analysis to interpret.
1.4 The Appendices comprise further details on town centre study areas, GOADdefinitions, and pedestrian footfall survey locations. A supplementary Technical
Appendix, containing consumer survey findings, is available separately. Please
contact the Planning and Development section, for further details.
1.5 The principal information sources that we have used are as follows:Moray Council field surveys undertaken during July 2010;
Regional Assessor information on floorspace, available at September 2010;
Local estate agents for local market information;
Valuation Office for information on rents and yields;
Pedestrian Flow surveys undertaken by Moray Council staff in September and
October 2010;
Extensive householder, shopper and business surveys; and
We have also drawn on material from previous health check assessments for
the purpose of comparing the performance of Morays town centres withcompeting centres such as Inverness, and Aberdeen.
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Moray Town Centre Health Checks 2010 3
2.5 Retailer representation is a recording and assessment of those retailers located
within the town centre in terms of identity and type (e.g. multiple or independent
retailers).
2.6 Retail and retail service vacancy rates can be defined as either the number of units
or amount of vacant floorspace not in occupation, expressed as a percentage of thetotal number of retail units or floorspace in a centre. We have also provided a
measurement of the length of retail frontage that is vacant in each centre. This is an
indicator of the impact that vacancies will have on the appearance and feel of a
centre, since this is what most shoppers in the centre will be aware of.
2.7 Retailer intentions can be defined as intentions of existing retailer to
relocate/occupy more or less space in a centre and those of currently unrepresented
retailers to take space in a town centre should appropriate units be available.
2.8 Retail rentsare most frequently quoted as prime Zone A rents for town centres.
Zone A rents reflect the established approach to the valuation of shops whereby themost valuable part of the shop is located at the front (generating greater sales) with
values declining in other parts of units.
2.9 Commercial yields (typically all risks yield) are a simple benchmark to assess the
comparative attractiveness of different shopping centres. It is the ratio of rental
income to capital value and is expressed in terms of the open market rent of a
property as a percentage of capital value.
2.10 Accessibility to and from a centre is a key factor in the attractiveness of a centre and
is an important indicator underpinning town centre viability. Indicators shouldencompass most of the following: public and private transport modes, congestion
issues, and provision for the disabled and cyclists.
2.11 Environmental quality is a key factor which contributes directly to the vitality of a
centre and, indirectly, to town centre viability. SPP identifies town centre
environmental quality as a specific issue covering both positive and negative aspects
of the environment.
2.12 Information on tourist related activity was collected through indicators such as
Diversity of Uses (for example identifying restaurants and key tourist facilities) and
consumer survey information. Tourism and day-trippers can make an important
contribution to the economy.
2.13 Crime, safety and perceptions of both are identified in SPP as indicators of vitality in
a centre. The assessment of crime information is relevant to Health Check work,
helping to identify any problem areas in a town centre and how these might best be
addressed or influence improvements. For example issues relating to the evening
economy, management and security in the town centre the role of residential
accommodation in the town centre, environmental /access issues and the design of
new development.
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Moray Town Centre Health Checks 2010 4
2.14 Consumer surveys provide a direct indication of the views of people who are most
directly concerned with the future of the centre and are useful as a contribution to
understanding the vitality and viability of a centre. Moray Council implemented a
survey of town centre businesses to establish business linkages, business
performance, investment intentions and employment issues. In undertaking the
wider health check study, we have also commissioned NEMS Market Surveys to
undertake the following surveys:
A telephone survey of 1,000 households, to establish current patterns of
shopping for various categories of convenience (food) and comparison (non-
food) goods, including quantification of retail expenditure leakage outwith
Moray and through special forms of trading; and
A survey of 600 shoppers in Elgin, Forres, Keith, Buckie and Lossiemouth to
identify strengths, weaknesses and suggestions for improvement in each
centre.
2.15 Information on the turnover of centres provides a direct assessment of the
commercial viability of a centre. Assessments of the existing catchment population
and available expenditure provide an indicator of the centres commercial potential
and a comparison of the two will indicate the extent to which a centre is effectively
serving the market available.
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3 Elgin Town Centre Health Check
Pedestrian Footfall
3.1 A pedestrian flow count was undertaken by Moray Council staff on Thursday 16th
and Saturday 18
thSeptember 2010, between 10.00 and 17.00. Pedestrian footfall
data was collected at 6 positions throughout the town centre. Full details of the
survey locations are provided below. A plan of the footfall survey locations is
provided in Appendix II.
Table 1: Details of Elgin Town Centre Footfall Survey
Enumeration Point Location
A A96 Underpass
B West end of High Street (No. 239 High Street)
C Thunderton Place (No. 5 Thunderton Place)
D High Street (No. 139 High Street)E South Street (No. 58 South Street)
F East end of High Street (No. 38 High Street)
3.2 Of the six locations, the position outside Boots in High Street (Point D) recorded the
busiest footfall with an average hourly figure of 1,354 persons on the Thursday and
3,595 persons on the Saturday.
3.3 The lowest pedestrian flow count in the town centre was recorded at the western
end of High Street (Point B) with an average hourly figure of 210 persons on the
Thursday and 199.2 persons on the Saturday.
3.4 An overview of the average hourly flows (together with 95% confidence limits)
recorded on both Thursday 16th
and Saturday 18th
September are illustrated in
Charts 1 and 2 below.
Chart 1: Elgin Hourly Pedestrian Flows- Thursday 16th September
Point A Point B Point C Point D Point E Point F
Average Flow 376.9 210.0 642.0 1354.0 440.0 481.2
Low 95% Conf. Limit 286.7 149.0 531.4 1184.8 347.9 372.0
High 95% Conf. Limit 359.2 271.0 752.6 1523.2 540.1 7.0
0.0
200.0
400.0
600.0
800.0
1000.0
1200.0
1400.0
1600.0
PedestrianActivity
Elgin- Hourly Pedestrian Flows
Thursday 16th September 2010
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Moray Town Centre Health Checks 2010 6
Chart 2: Elgin Hourly Pedestrian Flows- Saturday 18th September 2010
3.5 We can also look at the variation in pedestrian flows at different times of the day for
the total enumeration period. Analysis of the Thursday count revealed that overall,
21.5% of the total flow occurs between 12.00 and 13.553, whilst 14.9% occurs after
15.00. This figure falls further to 14% after 16.00 hours. It is notable that there were
occasional showers throughout the day, and temperatures were approximately 13
degrees Celsius. Further details of the Time of Day Analysis are illustrated in Table 2below.
Table 2: Elgin Footfall- Time of Day Analysis- Thursday 16th September 2010
Enumeration
Point 10.0
0-
10.5
5
%11.0
0-
11.5
5
%12.0
0-
13.5
5
%14.0
0-
14.5
5
%15.0
0-
15.5
5
%16.0
0-
16.5
5
%
A A96
Underpass94 24.9 60 15.9 80 21.2 59 15.6 37 9.8 47 12.4
B West end of
High Street32 18.2 26 14.8 40 22.7 27 15.3 17 9.7 33 18.8
C Thunderton
Place63 11.8 78 14.6 121 22.6 76 14.2 109 20.4 88 16.4
D High Street179 13.2 284 21.0 275 20.3 227 16.8 189 14.0 200 14.8
E South Street 51 13.8 54 14.6 92 24.9 59 15.9 73 19.7 41 11.1
F East end of
High Street59 14.7 93 23.2 81 20.2 72 18.0 55 13.7 41
10.2
Total 478 14.9 595 18.5 689 21.5 520 16.2 480 14.9 450 14.0
3Counts were undertaken continuously between 10.00 and 17.00 hours with counting points being rotated at
the same time in each hour (except for one hour between 12.25 and 13.25 when counters took a lunch break.
Point A Point B Point C Point D Point E Point F
Average Flow 618.0 199.2 1335.6 3595.2 720.0 693.6
Low 95% Conf. Limit 513.5 153.4 978.0 3036.1 604.7 565.3
High 95% Conf. Limit 722.5 245.0 1693.2 4154.3 835.3 821.9
0.0
500.0
1000.0
1500.0
2000.0
2500.0
3000.0
3500.0
4000.0
4500.0
PedestrianActivity
Elgin- Hourly Pedestrian Flows
Saturday 18th September 2010
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Moray Town Centre Health Checks 2010 7
3.6 Analysis of the Saturday count revealed that overall 23% of the total flow occurs
between 14.00 and 14.55. Similar to the Thursday count, footfall dropped to 13.5%
during the period 16.00 to 16.55. Weather conditions were more favourable than
the weekday count, and temperatures were approximately 15 degrees Celsius. It
should be noted that during the survey, the Farmers Market was taking place on the
Plainstones, which is likely to have increased footfall in this area. Further details of
the Time of Day Analysis recorded on Saturday 18th
September are illustrated in
Table 3 below.
Table 3: Elgin Footfall- Time of Day Analysis- Saturday 18th September 2010
Enumeration
Point 10.0
0-
10.5
5
%11.0
0-
11.5
5
%12.0
0-
13.5
5
%14.0
0-
14.5
5
%15.0
0-
15.5
5
%16.0
0-
16.5
5
%
A A96
Underpass
55 10.7 111 21.6 92 17.9 99 19.2 85 16.5 73 14.2
B West end of
High Street
16 9.6 22 13.3 24 14.5 43 25.9 21 12.7 40 24.1
C Thunderton
Place
71 6.4 124 11.1 202 18.1 327 29.4 249 22.4 140 12.6
D High Street 341 11.4 527 17.6 542 18.1 653 21.8 532 17.8 401 13.4
E South Street 80 13.3 108 169.7 112 18.7 134 22.3 93 15.5 73 12.2
F East end of
High Street
83 14.4 97 16.8 130 22.5 114 19.7 77 13.3 77 13.3
Total 646 10.8 989 16.6 1102 18.5 1370 23.0 1057 17.7 804 13.5
Diversity of Uses
3.7 Surveys of the town centre indicate a wide range of different uses and types of
property within the town centre, as defined in the Moray Local Plan 2008. Elgin
town centre accommodates a range of retail facilities that are discussed in detail
below. In addition to retailing, the centre also has a wide range of non-retail facilities
and activities, including tourist attractions such as Elgin Museum on High Street. Of
particular significance, and religious and tourist importance, is St. Giles Church with
its prominent position on High Street.
3.8 Further information on the retail mix is set out below but it is notable that the town
centre has 236 no. Retail, Retail Service and Leisure Service businesses within the
town centre boundary. Table 4 below demonstrates that the dominant uses within
Elgin town centre are comparison shops and services. There are 98 Comparison
goods retail units (e.g. clothing; footwear; electrical good etc.) and a further 44 units
are classified as Retail Services (e.g. hairdressers, beauticians, travel agents). Only a
small proportion of units are for Convenience goods (e.g. supermarkets; grocery
stores etc.) but these include the Tesco superstore and so, when one considers
floorspace and turnover, convenience goods retailing comprises a significant
proportion of the town centre floorspace and turnover.
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Moray Town Centre Health Checks 2010 8
3.9 All categories of retail goods shops identified by GOAD reports (Experian Ltd.) are
present within the town centre although in some cases choice of retail goods shops
is limited (e.g. motor accessories and variety/catalogue stores).
3.10 The town centre also includes a range of other local businesses predominantly in the
Financial and Business Services sector such as solicitors, accountants and propertyagents. There is a good spread of Retail Service uses (e.g. hairdressers, beauticians,
travel agents) throughout the centre which contributes to a varied street scene and
encourages footfall around the centre. Amongst the most dispersed service uses are
hair and beauty units which can be found on most streets within the centre. Whilst
there are some notable and prominent ground level units, such as the LCTG on
Batchen Street (106 sq m), grouping of such uses tends to occur within smaller and
upper floor units.
3.11 To the north-east of the town centre there are extensive areas of public open space
and parkland, and the pedestrianised High Street also provides a significant area of
open space in the heart of the town centre. Also, in the town centre it should be
noted that there are a significant number of dwellings including flats, especially on
upper floors and in the peripheral parts of the town centre.
3.12 The overall mix of uses and the quantum of floorspace they occupy is summarised in
the table below.
Table 4: Elgin- Diversity of Uses
Summary of Elgin Diversity of Uses Survey (July 2010)
Type of Use No. of Outlets Floor space (sqm)Comparison 98 22296
Convenience 24 17471
Retail Service 44 4676
Leisure Service 70 16419*
Financial & Business Service 46 6564
Health & Medical 9 1237
Public Service 6 17350**
Religious Service 4 2743
General Office Use 45 7563
Vacancy 15 2722
Total 361 99,041
Notes:
*The Regional Assessor does not hold floor space data for Hotels and Public House premises
** Figure includes the former Supermarket building (3111 sqm) which is not yet occupied by Moray
Council- building currently under renovation.
3.13 It should be noted that the categories used, are those based on the classifications
provided by GOAD Experian Ltd., as recommended by the Town Centres Retailing
and Methodologiespaper published by Scottish Government in December 2007. A
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table summarising the principal GOAD categories and classifications used in this
study can be found in Appendix III.
3.14 Benchmarking data, obtained from previous Hargest Planning Ltd studies, is set out
below in Table 5. It is notable that there are 208 comparison and 34 convenience
retail outlets in Inverness centre, compared to 98 comparison goods retail units anda further 24 convenience retail units in Elgin town centre. In this instance, Elgin is
most comparable with St. Andrews- with 102 comparison and 20 convenience units.
Note Retail Services here includes all retail services plus financial services and
leisure services (but does not include bars and pubs and other uses that are not Class
1 uses) - i.e. slight difference in definitions from those used in the Moray TCHC
survey.
Table 5: Diversity of Uses- Benchmarking Data
Inverness Aberdeen Inverurie Peterhead St Andrews
No of
retailunits
Convenience 34 74 12 12 20
Comparison 208 397 58 66 102
Retail
services*
121 308 37 49 60
Vacant 55 65 6 23 5
Total 418 844 113 150 187
Vacant % 13% 8% 5% 15% 3%
Floor
area
(GFA
sq m)
Convenience 12980 18882 6372 1781 3078
Comparison 56450 140708 13039 12586 16891
Retail
services*
16010 64974 6497 5514 n/a
Vacant 14660 24403 3210 2661 n/a
Total 100100 248967 29118 22542 19969
Vacant % 15% 10% 11% 12% Data
Unavailable
Data
Source
Highland
Council
Hargest
Wallace
Planning
Ltd./
Aberdeen
City
Council
Hargest
Wallace
Planning Ltd./
Aberdeenshire
Council
Hargest
Wallace
Planning Ltd./
Aberdeenshire
Council
Hargest
Wallace
Planning
Ltd./ Fife
Council
3.15 A range of consumer surveys were conducted as part of this study, including
Business, Household and Shopper surveys. Respondents were asked a range of
questions relating to the range of retail and other services provided in Elgin town
centre, the results of which are set out overleaf. A supplementary Technical
Appendix, containing consumer survey findings, is available separately. Please
contact the Planning and Development section, for further details.
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Table 6: Elgin- Diversity of Uses- Survey Responses
Question Business Survey Householder Survey Shopper Survey
Range of shopping Poor Adequate Adequate
Range of other services for
personal business (e.g. banks,
building societies, estate and
travel agents)
Good Good Adequate
Provision of other facilities and
services (e.g. Council services,
leisure or sports facilities)
Adequate Adequate Good
Range of places for
entertainment (e.g. including
eating out/ cinema etc.)
Poor Adequate Adequate
Retailer Representation
3.16 There are a number of national multiple retailers located within Elgin, including
Marks & Spencer, WH Smiths and M&Co. Site surveys revealed 49 national
(Scottish/UK) multiples in the town centre out of a total of 118 retail goods shops
(retail services are excluded from this analysis) that is 42%. This figure is similar to
other centres that serve a sub-regional function (e.g. 48% of Invernesss retail goods
shops are currently multiples). In contrast, the national multiple retailer
representation in Inverurie and Peterhead is 26% and 22% respectively4.
3.17 Although most of Elgin town centres retail provision is located within the historic
streets, there is one shopping centre within the retail core. The St. Giles Centre
accommodates 6,389 sq m (net) in 26 units, in addition to 283 car parking spaces.
The St. Giles Centre is currently occupied by a variety of national retailers including a
Monsoon outlet (282.1 sq m) as well as several smaller independent units such as
Witkowski Jewellers (48.2 sq m). The 308.5 sq m former Evans unit and the 82.5 sq m
former Moray Mobility unit are currently the only vacant stores in the complex.
3.18 Within the defined town boundary there are a number of foodstores, the largest of
which are the 9,887.8 sq m (net) Tesco on Blackfriars Road and the 1,559 sq m Marks
& Spencers store on High Street. These units, alongside the further convenience
retailing provided by the Aldi store (1,150.9 sq m net), ensures that the amount ofconvenience floorspace and range of goods offered is good. It is notable that both
Tesco and M&S have a substantial portion of floorspace for comparison goods as
well as convenience. In Table 4 above, this has all been classed as Convenience
floorspace, whereas the retail model disaggregates this space in these (and other)
retail units.
3.19 The Tesco store provides a wide range of convenience and comparison goods within
a store that also includes a cafe, a telecoms counter, a petrol station and a photo-
processing facility. It is located within walking distance to the bus station and
4Data obtained from sources outlined in Table 5.
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provides a destination shopping facility at the north western end area of the town
centre. The store has circa 28 checkouts and parking provision for 474 cars.
3.20 10 (8%) units in the town centre were identified to be charity shops this can be
compared to both 6% in Forres and Keith and 7% in Buckie
3.21 In addition to the multiple retailers, the town centre has a good provision of
independent/specialist retailers. South Street, which runs parallel to High Street,
accommodates a collection of independent stores in small retail units providing a
more bespoke range of services than the national multiples elsewhere in the centre.
The independent sector has been commented upon by others (including those
consulted in this study through the consumer surveys) as being a strength of the
town centre.
3.22 As expected with a County town, there is also a significant presence of financial and
property services in the town. A concentration of such services is found on theeastern end of High Street and Commerce Street. Unlike the retail core, where upper
floors are largely occupied by storage and ancillary space, the upper floors of the
buildings in the South Street area are dominated by offices, the majority of which
correspond to the ground floor commercial frontage.
Vacancy Rate
3.23 Town centres are constantly evolving and vacant units provide opportunities for
retailers to locate in such centres and add to the diversity of retailer representation.
Vacant units are therefore not necessarily a sign of stagnation or weakness; they area function of the economic cycle within all retail centres.
3.24 A site survey by Moray Council planning staff during July 2010, confirmed the
number of vacant units stood at 155, as illustrated above in Table 4. The vacancy rate
accounts for 6.4% of the total number of Comparison, Convenience, Retail and
Leisure Service units within the centre, and is below the current Scottish average of
10%. This is an indication of the relative health of the centre. Floorspace data
obtained from the Regional Assessor indicates that there is approximately 2,722 sq
m of vacant floorspace with Elgin town centre6. There is approximately 97 m of
vacant retail frontage in the town centre (figure obtained by scaling off OS-baseplans). This figure equate to approximately 6.7% of the retail frontage of the
traditional shopping streets in the town centre- (e.g. the core retail area of High
Street; Commerce Street; Batchen Street; South Street and Thunderton Place). This
is an indicator of the impact that vacancies have on the appearance and feel of Elgin
centre, since this is what most shoppers in the centre will be aware of.
5It should be noted that vacancies are measured for vacant Comparison; Convenience; Retail Service;
and Leisure Service outlets only.6This figure does not include the former Safeway building (3,111 sq m) which is currently under
refurbishment by The Moray Council.
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Retailer Intentions
3.25 A survey of town centre retailers was implemented by Moray Council, to ascertain
the intentions of existing retailers to relocate/ occupy more or less space in the town
centre over the next five years. There was 16% response rate to the Elgin Business
Survey.
3.26 Respondents were asked to indicate their intention to maintain their business in the
town centre over the next five years. Over three-quarters (78%) of the respondents
to the Elgin Business Survey indicated that they intended to maintain their business
in Elgin town centre over the next five years.
3.27 Respondents were asked to estimate how they expected their business turnover to
change in the next three years. Analysis of the results suggests that retailers are
forecasting a 4.3% decline in turnover over the next three years.
3.28 Analysis of the survey responses found that 39% of respondents intend to invest in
their business over the next 5 years, with the level of investment ranging from
5,000 to 100,000.
3.29 The survey also asked respondents how they expected to invest in their business, in
an attempt to enhance understanding about the intentions of existing retailers
located with the town centre. Respondents indicated that they expected to invest in
their businesses in the following ways:
Make substantial equipment improvements;
Refurbish premises;Building & improvement;
Invest in training & introduce more services & exclusive products;
Invest in new vehicles; and
Improve shop frontages.
3.30 A majority of respondents (74%) indicated that they were not looking for new
premises within the town centre, however, of this figure, 13% suggested that they
were looking for new premises outwith the town centre. Their reasons for looking
for new premises include the following:
"Looking to purchase in a nice area, that doesn't look as run down";
"Looking for a premise that has free/better parking which would encourage
more customers to visit my shop.
3.31 Discussions with commercial agents operating in the area indicate that occupier
demand for retail premises in most locations throughout Scotland remains subdued.
Development activity is curtailed by the lack of debt finance available within the
property market. Consumer confidence in Scotland is considered to be lower than
the rest of the UK, with concerns that public sector job cuts in Scotland may lead
shoppers and consumers to be more cautious about spending. Occupier demand for
the comparison retail sector is mainly latent in Elgin. Ryden LLP has recently secured
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a letting for 77 High Street for a discount store (795 sq ft net internal ground floor
area), where rental offers in the region of 30,000 per annum were sought.
3.32 The convenience sector shows some resilience during otherwise challenging times
for the wider retail sector. Sainsburys have submitted a Proposal of Application
Notice for the Auction Mart site on Linkwood Road (designated as OPP6 in Moray
Local Plan 2008), for the development of supermarket and filling station. The
application is anticipated to be submitted shortly. Discussions with commercial
agents also indicated that Home Bargains are actively seeking a suitable premise
within the wider town area.
Rent and Yield
3.33 Retail rents are most frequently quoted as prime Zone A rents for town centres.
Zone A rents reflect the established approach to the valuation of shops whereby the
most valuable part of the shop is located at the front (generating greater sales) withvalues declining in other parts of units.
3.34 Details on the rental values being achieved in Elgin have been collated through
discussion with commercial agents. Prime zone A rentals of 37 per sq ft are being
achieved in the High Street main shopping area. Further rental evidence would
suggest that rentals of 35 per sq ft are being experienced in other retail locations
including Batchen Street and South Street. Benchmarking data obtained from
Aberdeenshire Long Term Retail Requirements Study 2009 , estimates that 35 per
sq ft are being achieved for prime zone rents in Inverurie. This figure can be
contrasted to 115 per sq ft prime zone A rents being achieved in Inverness and163 per sq ft in Aberdeen.
3.35 Commercial yields (typically all risks yield) are a simple benchmark to assess the
comparative attractiveness of different shopping centres. It is the ratio of rental
income to capital value and is expressed in terms of the open market rent of a
property as a percentage of capital value. It is important to note that a low yield is
indicative of greater market confidence (i.e. lower risk) whereas a high yield
indicates less confidence (i.e. high risk).
3.36 Details on the retail yield values being achieved in Elgin have been collated through
discussion with commercial agents. In the absence of significant transactioninformation, agents estimate that yield values for the key retail units on High Street
range from 8.5% to 10%. Retail yield for units in more periphery parts of the town
centre are estimated to range from 10% to 15%. In July 2008, the Valuation Office
estimated that retail yield in Elgin was 8.25%. Table 7overleaf sets out the reported
yields for the centres of Inverness, Aberdeen, Dumfries and St. Andrews, in April
2007 and 2009.
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Table 7: Yield Data
Turnover
3.37 The level and growth of turnover in town centres are important indicators of town
centre health. Based on the information in the retail model, turnover rates for retail
goods businesses in the town centre appear to be healthy. It is estimated that the
total turnover for all retail goods shops in the town centre is currently 106.99m:
that is 47.97m for convenience shops (this is high reflecting the size of the Tesco
superstore); 50.62m for general comparison; and 8.4m for bulky goods. Asummary of turnover data for comparable town centres in Scotland, obtained from
Hargest Planning Ltd., is provided below in Table 8.
Table 8: Turnover- Benchmarking Data
Inverness Aberdeen Inverurie Peterhead St. Andrews
Convenience
Turnover
67.50 55.96 40.71 3.48 14.40
Comparison
Turnover
217.00 576.33 27.93 30.05 39.20
Total
Turnover
284.50 632.29 68.64 33.53 53.60
Data Source HighlandCouncil
HargestWallace
Planning Ltd./
Aberdeen City
Council
Hargest WallacePlanning Ltd./
Aberdeenshire
Council
HargestWallace
Planning Ltd./
Aberdeenshire
Council
HargestWallace
Planning Ltd./
Fife Council
3.38 Based on the information in the retail model, it is estimated that the total net
expenditure leakage for all retail shops in Moray is 22.3%. Convenience leakage
accounts for -2%. This means there is a marginal net inflow due to Asda drawing
from the Highlands area and tourists exceeding leakage to Inverness7. The
development of a Sainsburys at Nairn will reduce this figure close to 0%. The retailmodel suggests there is substantial general comparison leakage (43%), especially to
Inverness and also Aberdeen. Likewise, the model demonstrates that there is also
significant bulky goods leakage (31%), primarily to retail parks in Inverness and
Aberdeen.
3.39 The strategic retail model also quantifies the amount of expenditure leakage through
Special Forms of Trading (SFT). SFT includes each of the following: internet shopping;
home delivery; purchases over the telephone; car boot sales; mobile shops etc. The
retail model applied national forecasts of SFT to Moray. Answers to questions on SFT
in the household survey indicated levels comparable to those estimated for the UK
7Data obtained from previous Hargest Wallace Planning Ltd. and Asda Stores Ltd. 2007 study.
Inverness Aberdeen Dumfries St. Andrews
2007 6.25% 5.25% >10% 8.00%
2009 8.00% 7.00% 8.50% Data Unavailable
Data
Source
Highland
Council
Hargest Wallace
Planning Ltd./
Aberdeen City
Council
Hargest Wallace
Planning Ltd.
Hargest Wallace
Planning Ltd./ Fife
Council
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as a whole. Based on information derived from the model, the figures for SFT for
Moray residents in 2010 amounted to a total figure of 27.31m. The total figure can
be disaggregated as follows: Convenience - 6.4m; General Comparison - 14.94m;
and Bulky Goods - 5.97m.
3.40 Thus, the total available expenditure in Moray is broken down as follows: 6.5% isspent on SFT; 71.2% is spent in shops; and 22.3% is spent outwith Moray as
expenditure leakage.
Accessibility
3.41 The east/west alignment of the A96 is paralleled by the Aberdeen to Inverness rail
line which serves Elgin. The road infrastructure, particularly the northern inner relief
road, has created severance between the town centre core and key neighbourhoods
and landscape amenity spaces, as commented upon by respondents of the Elgin
Business Survey. Furthermore, the eastern and western approaches to the town
centre and the gateways at either end fail to offer an appealing or appropriate
quality of introduction to the town centre. The disconnection between the town
centre and the railway station located on Station Road is also an issue.
3.42 Elgin bus station is located on Alexandra Road, adjacent to the St. Giles Centre. As
Moray is a predominantly low density, rural area, normal bus services are often not
commercially viable. Rural isolation, coupled with a low wage economy, are major
factors in exacerbating social exclusion. Innovative solutions such as community bus
services and dial-a-bus services have been developed at a lower cost than standard
bus services to meet the transport needs of the population (Draft Local Transport
Strategy, April 2010). Map 1 overleaf, illustrates the public transport provisionavailable in Elgin.
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Table 9 below, summarises the Council operated car parking provision in the town
centre.
Table 9: No. of Public Car Parking Spaces in Elgin
No. of Spaces (surveyed 16/09/2010)
Car Park Car Disabled Parent &Child M/C Bus Taxi Lorry Cycle Pay & Display
Batchen Lane 209 6 7 1 Mon-Sat
Hall Place 28 1 Mon- Sat
Greyfriars
Street
63 3 Sat
Ladyhill Road 40 3 1 Mon- Sat
Lossie Green 349 7 9 13 3 Mon- Sat
Lossie Wynd 78 2 Mon- Sat
Moray Street 102 3 1 Mon- Sat
Moray Street
(office)
5 2 Sat
Northfield
Terrace
74 2 Mon- Sat
North Port 88 10 Mon- Sat
South Street 18 1 Mon- Sat
St. Giles Road 270 13 Mon- Sat
3.45 A map-based view of the car parking provision of Elgin is displayed below in Map 2.
Map 3: Elgin Town Centre Car Park Provision
Map 2: Elgin Town Centre- Parking Availability
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3.46 Respondents to the consumer surveys were asked to rate car parking provision; cost
of parking; ease of travel by public transport and ease of travel by private car in Elgin
town centre. The results of the surveys are set out below.
Table 10: Elgin- Accessibility- Survey Responses
Question Business Survey Householder Survey Shopper SurveyCar Parking Provision Adequate Adequate Good
Cost of Car Parking Poor Adequate Good
Ease of Travel by Public Transport Adequate Good Good
Ease of Travel by Private Car Adequate Good Good
Environmental Quality
3.47 The visual character of Elgin is characterised by the visual landmarks of the Ladyhill
and Duke of Gordon monument, Elgin Cathedral, St. Giles Church, Dr. Grays
Hospital, the Anderson Institute and other significant vertical markers which greatly
aid orientation and create a striking skyline when viewed from certain approaches.
The historic development of Elgin can clearly be detected in the urban form, most
notably the linear market place of High Street and the narrow closes which open
onto it.
3.48 The centre has 109 no. listed buildings and is a designated Conservation Area.
Although the historic environment does create a largely attractive environment, the
appearance of some parts of the town, e.g. western end of High Street, are tired and
unkempt.
3.49 In line with other local authorities in Scotland, Moray Council produce monthlyLEAMS reports, which utilise Keep Scotland Beautifuls Cleanliness Index Monitoring
System8. This report provides a standardised technique for assessing street
cleansing and provides a basis for comparing different towns. Each street is surveyed
on an annual basis and is graded using the Cleanliness Index Monitoring System
(e.g. Grade A; B; C; and D). According to the most recent LEAMS report, Elgin town
centre scored a Grade B for cleanliness.
3.50 The impact of litter/general cleanliness on shopper and pedestrian amenity should
not be underestimated. A range of consumer surveys were conducted as part of this
study. Respondents were asked to rate the overall environmental quality of Elgin
town centre, the results of which are set out below.
Table 11: Elgin- Environmental Quality- Survey Responses
Question Business Survey Householder Survey Shopper Survey
Overall Environment Quality of
Elgin Town Centre
Adequate Good Good
8See Keep Scotland Beautiful-www.keepscotlandbeautiful.orgfor further information.
http://www.keepscotlandbeautiful.org/http://www.keepscotlandbeautiful.org/http://www.keepscotlandbeautiful.org/http://www.keepscotlandbeautiful.org/ -
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Tourism
3.51 Information on Tourism was derived from the Visit Scotland website9
and the
Highlands and Islands Enterprise Moray website. Caution should be used when
interpreting the results summarised below, as they do not relate specifically to the
town centre but rather are a snap-shot of the overall tourism sector within Moray.
3.52 The Moray Tourism Audit10
, which was compiled by the Stevens View Partnership in
2004, utilises information from the Scottish Tourism Economic Activity Monitor
(STEAM) report11
. The key findings of the audit showed:
There were 257,540 day visitors who spent a total of 9.42m or 36.58 per
person, per trip.
There were 107,180 tourists who stayed with friends or relatives for a total of
489,570 days and spent a total of 9.72m or 19.85 per person, per day.
There were 265,660 tourists staying in serviced accommodation for 505,230nights (average stay of 1.9 nights) and who spent a total of 43.25m or
85.60 per person, per day.
There were 110,770 tourists staying in non-serviced accommodation for a
total of 808,790 nights (average stay 7.3 nights) and who spent a total of
24.24m or 29.97 per person, per day.
3.53 The Moray Tourism Audit report, states that the dominance of a low value
accommodation base may be suppressing tourist spend. The report concludes that
the Moray market services a low spend, business market (individuals attending
meetings, blue collar workers involved in defence or manufacturing activities), rather
than the more lucrative corporate /conference markets that generally drive up yields
from business tourism.
3.54 The findings of the Diversity of Uses surveys, undertaken by Moray Council staff,
found there are 6 hotels and guesthouses and 19 restaurants located within Elgin
town centre. Elgin Museum is located at No. 1 High Street and a Tourist Information
office is located in Elgin Library, which lies just outside the town centre boundary.
Elgin Museum attracted 7,486 visitors in 2009, a 7% increase on the 2008 visitor
numbers12
. Johnstons Cashmere Visitor Centre is located outwith the town centre,
however it features on Visit Scotlands Top 5 Visitor Attractions for the Aberdeen
and Grampian region and attracted 202,200 visitors in 2009.13
3.55 The consumer surveys asked respondents to rate facilities and attractions for tourist
in Elgin town centre, the results of which are set out overleaf.
9Seewww.visitscotland.org/research_and_statisticsfor more information.
10http://www.moraytourism.org/wmslib/PDFs/Moray_Tourism.pdf
11
http://www.moraytourism.org/market_research/economic_impact.aspx12Source: Visit Scotland: The 2009 Visitor Attraction Monitor, 2010
13Source: Visit Scotland: Tourism in Northern Scotland, 2009
http://www.visitscotland.org/research_and_statisticshttp://www.visitscotland.org/research_and_statisticshttp://www.visitscotland.org/research_and_statisticshttp://www.visitscotland.org/research_and_statistics -
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Table 12: Elgin- Tourism- Survey Responses
Crime and Safety
3.56 Crime statistics obtained from the Moray Division Public Performance Report
Quarter 1 2009/2010provide a measure of the number of crimes and offences that
can be considered as antisocial behaviour and impact on local communities. It should
be noted that these figures do not relate specifically to the town centre, but rather
to the whole of Elgin and the surrounding rural areas.Table 13: Recorded Crime in Elgin
3.57 According to the Moray Road Safety Plan 2008-2010, pedestrian casualties
accounted for 12% of all road accident casualties in Moray during 2003- 2007. This iscompared with over 16% in Scotland. The report suggests that nationally around
18% of pedestrian accidents happen at or near a pedestrian crossing, and 95%
happen in built up areas. In Moray, during the period 2003-2007, approximately 82%
of pedestrian accidents happened in built up areas. There is no specific information
available regarding Elgin town centre. A number of schemes have been introduced
with measures to aid pedestrians such as refuge islands, road narrowing to reduce
road widths at crossing points, traffic calming at various schools throughout Moray
as well as introducing controlled pelican and zebra pedestrian crossings.
3.58 During Quarter 1 of 2009/2010 there were no recorded fatal accidents on Moray roads,
as illustrated by Table 14 below.
Table 14: Persons killed or injured in road accidents- Moray
Persons Killed or Injured in Road Accidents (National Indicator)- Moray Q1 09/10
Adults Killed 0
Adults seriously injured 8
Adults with slight injuries 48
Children killed 0
Children seriously injured 0
Children with slight injuries 6
Total 62
Question Business Survey Householder Survey Shopper Survey
Facilities and attractions for tourists Good Good Adequate
Recorded Crime in
Moray
Recorded Crime in
Elgin
Recorded- Moray Division Q1 09/10 Q1 09/10
Disregard for community/ personal wellbeing 491 204
Acts directed at people 43 14
Environmental damage 340 111
Misuse of public space 2 1
Total 876 330
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3.59 Crime, safety and perceptions of both, should not be underestimated as indicators of
vitality in a centre. Crime and fear can also have an effect on the viability of a centre,
if this puts off potential shoppers/users of a centre. Low crime rates can also
encourage retailers and other local businesses to invest in a centre.
3.60 Consumer survey respondents were asked to rate both safety (from vehicles andtraffic) and crime levels in Elgin town centre, the results of which are outlined below.
Table 15: Elgin- Crime and Safety- Survey Responses
Question Business Survey Householder Survey Shopper Survey
Safety (from vehicles and traffic) Adequate Good Good
Crime levels Adequate Good Good
Elgin Town Centre Health Check Summary
3.61 Elgin town centre is a healthy and attractive centre which plays an important role inthe region. The town centre provides a good range of comparison and convenience
retailing with a good mix of national multiple retailers and independent stores. This
provision is supported by a wide range of other town centre uses that reflect Elgins
role as the principle centre in the region. There are clear strengths within the centre.
The Conservation Area and attractive built environment create a pleasing built realm
for shoppers.
3.62 The vacancy rate accounts for 6.4% of the total number of Comparison,
Convenience, Retail and Leisure Service units within the centre, and is below the
current Scottish average of 10%. This is an indication of the relative health of the
centre.
3.63 Details on the rental values being achieved in Elgin have been collated through
discussion with commercial agents. Prime zone A rentals of 37 per sq ft are being
achieved in the High Street main shopping area. Further rental evidence would
suggest that rentals of 35 per sq ft are being experienced in other retail locations
including Batchen Street and South Street. Benchmarking data obtained from
Aberdeenshire Long Term Retail Requirements Study 2009, estimates that 35 per
sq ft are being achieved for prime zone rents in Inverurie. This figure can be
contrasted to 115 per sq ft prime zone A rents being achieved in Inverness and
163 per sq ft in Aberdeen.
3.64 Based on the information in the retail model, turnover rates for retail goods
businesses in the town centre appear to be healthy. It is estimated that the total
turnover for all retail goods shops in the town centre is currently 106.99m: that is
48.8m for convenience shops (this is high reflecting the size of the Tesco
superstore); 50.62m for general comparison; and 8.40m for bulky goods.
3.65 Based on information derived from the model, the figures for SFT for Moray
residents in 2010 amounted to a total figure of 27.31m. The total figure can be
disaggregated as follows: Convenience - 6.4m; General Comparison - 14.94m; and
Bulky Goods - 5.97m.
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3.66 Thus, the total available expenditure in Moray is broken down as follows: 6.5% is
spent on SFT; 71.2% is spent in shops; and 22.3% is spent outwith Moray as
expenditure leakage.
3.67 There are parts of the town centre, including the Lossie Green area that could be
enhanced and some of the entrances into the city centre are poor in terms of theirlegibility and attractiveness. Overall, Elgin is a vital and viable town centre by
national standards.
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4 Edgar Road Health Check
4.1 Although not part of Elgin town centre, the Edgar Road area (including the Edgar
Road and Springfield Retail Parks, Asda, Lidl and B&Q) is a major commercial centre
and a key focus for substantial retail activity. Inclusion of this area (to allow
comparison to other centres) is also relevant for a limited range of indicators. The
following Vitality and Viability Indicators have been examined for this area:
Pedestrian Footfall; Diversity of Uses; Retailer Representation; Vacancy Rates;
Turnover; and Accessibility.
Pedestrian Footfall
4.2 A pedestrian flow count was undertaken by Moray Council staff on Friday 1st
and
Saturday 2nd
October 2010 at the Springfield Retail Park. Pedestrians, who crossed a
point between the NEXT and Peacock store, were counted for five minute intervals,
during the period 10.00 to 16.30. Cautions should be applied when interpreting
these results, as the survey only recorded pedestrians who crossed the specific count
point. Given the layout of the retail park, a significant number of pedestrians who
were shopping in the area didnt cross the count point; therefore, the results
outlined below may be misleading.
4.3 An overview of the average hourly flows (together with 95% confidence limits)
recorded on both Friday 1st and Saturday 2nd
October is summarised in the Chart3
and 4 below.
Chart 3: Springfield Retail Park- Hourly Pedestrian Flows- Friday 1st October 2010
Average Flow Low 95% conf. Limit High 95% conf. Limit
215.0 211.2 218.8
206.0
208.0
210.0
212.0
214.0
216.0
218.0
220.0
Pedestrian
Activity
Springfield Retail Park- Hourly Pedestrian Flows
Friday 1st October 2010
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Moray Town Centre Health Checks 2010 24
Chart 4: Springfield Retail Park- Hourly Pedestrian Flows- Saturday 2nd October 2010
Diversity of Uses
4.4 The Edgar Road area of Elgin provides a significant concentration of trading retail
floorspace including the Asda superstore, B&Q superstore and the Springfield Retail
Park. In total, the area has approximately 30,870 sqm gross retail floor area which is
approximately 8,897 sqm less than the total gross comparison and convenience floor
area of the town centre and is, by a considerable margin, the largest concentration
of retail activity outwith Elgin town centre in Moray.
4.5 Information on the retail mix of the Edgar Road area of Elgin is set out below. It is
notable that the area has 15 comparison goods retail units (18,432 sqm). Only a
small proportion of units are for convenience goods but these include the Asda and
Lidl stores and so, when one considers floorspace and turnover, convenience goods
retailing comprises a significant proportion of the areas floorspace and turnover.
Table 16: Edgar Road- Diversity of Uses
Summary of Edgar Road Diversity of Uses Survey (July 2010)
Type of Use No. of Outlets Floor space (sqm)
Comparison 15 18432
Convenience 2 12438
Retail Service 0 0
Leisure Service 1 Data Unavailable
Financial & Business Service 0 0
Health & Medical 1 270
Public Service 1 2713*
Religious Service 0 0
General Office Use 0
Vacancy 9 6878
Total 29 40,731
Notes:*Territorial Army Centre
Average Flow Low 95% conf. Limit High 95% conf. Limit
474.48 425.76 523.20
0.00
100.00
200.00
300.00
400.00
500.00
600.00
PedestrianActivity
Springfield Retail Park- Hourly Pedestrian Flows
Saturday 2nd October 2010
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Moray Town Centre Health Checks 2010 25
Retailer Representation
4.6 There are 14 national (Scottish/UK) multiples in the Edgar Road Area out of a total of
16 retail goods shops (retail services are excluded from this analysis) that is 87.5%.
This figure is can be contrasted to Elgin town centre, where 42% of the retail goods
shops are currently multiples.
Vacancy Rates
4.7 Table 16 indicates that the number of vacant units identified by Moray Council
planning staff was 9, which is a vacancy rate of 50%. Floorspace data obtained from
previous planning application documents indicates that there is approximately 6,878
sqm (gross internal floor area) of vacant floorspace in the Edgar Road area. There is
approximately 153.2 m of vacant retail frontage in the Edgar Road Retail Park (figure
obtained by scaling off OS-base plans).
Turnover
4.8 Based on the information in the retail model, it is estimated that the total turnover
for all retail goods shops in the area is currently 86.52m: that is 45.17m for
convenience shops (this is high reflecting the size of the Asda superstore); 19.19m
for general comparison; and 22.15m for bulky goods.
Accessibility
4.9 Edgar Road is served by both public and private transport. Route numbers 328 and
329 (Elgin-Pinefield/Thornhill/Bilbohall Lossiemouth) service the route at twentyminute intervals Monday to Saturday and hourly on Sundays- (see Map 1, Paragraph
3.41). Elgin train station located on Station Road, provides local, regional and
national connections. Both Asda and B&Q provide cycle rack facilities.
Edgar Road Health Check Summary
4.10 The Edgar Road area of Elgin provides a significant concentration of trading retail
floorspace. It is notable that the area has 15 comparison goods retail units (18,432
sqm). Only a small proportion of units are for convenience goods but these include
the Asda and Lidl stores and so, when one considers floorspace and turnover,
convenience goods retailing comprises a significant proportion of the areas
floorspace and turnover.
4.11 The number of vacant units identified by Moray Council planning staff was 9, which
is a vacancy rate of 50%. Floorspace data obtained from previous planning
application documents indicates that there is approximately 6,878 sqm (gross
internal floor area) of vacant floorspace in the Edgar Road area.
4.12 Based on the information in the retail model, it is estimated that the total turnover
for all retail goods shops in the area is currently 86.52m: that is 45.17m for
convenience shops (this is high reflecting the size of the Asda superstore); 19.19mfor general comparison; and 22.15m for bulky goods. As noted above in paragraph
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Moray Town Centre Health Checks 2010 26
3.37, it is estimated that the total turnover for all retail goods shops in Elgin town
centre is currently 106.99m.
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Moray Town Centre Health Checks 2010 27
5 Forres Town Centre Health Check
Pedestrian Footfall
5.1 A pedestrian flow count was undertaken by Moray Council staff on Thursday 2nd
(between 14.00 and 17.15) and Saturday 4th
September 2010 (between 10.00 and
13.15). Pedestrian footfall data was collected at 2 positions throughout the town
centre. Full details of the survey locations are provided below. A plan of the footfall
survey location in provided in Appendix II.
Table 17: Details of Forres Footfall Survey
Enumeration Point Location
A No. 42 High Street- (Superdrug)
B No. 90 High Street- (Boots Chemist)
5.2 Of the two locations, the position outside Boots in High Street (Point B) recorded the
busiest footfall with an average hourly figure of 656.4 persons on Thursday 2nd
and
889.2 persons on Saturday 4th
September.
5.3 The lowest pedestrian flow count in the town centre was recorded at the north-
eastern end of High Street, - at Superdrug (Point A), with an average hourly figure of
472.8 persons on the Thursday and 424.8 persons on the Saturday.
5.4 An overview of the average hourly flows (together with 95% confidence limits)
recorded on both Thursday 2nd
and Saturday 4h
September are summarised in Chart
5 and 6 below. It is notable that weather conditions were very favourable on bothcount dates, with sunny conditions and temperatures ranging from 15-17 degrees
Celsius.
Chart 5: Forres Hourly Pedestrian Flows- Thursday 2nd September 2010
Point A Point B
Average Flow 472.8 656.4
Low 95% Conf.Limit 413.4 572.5
High 95% Conf. Limit 532.2 728.3
0.0
100.0
200.0
300.0
400.0
500.0
600.0
700.0
800.0
PedestrianActivity
Forres- Houry Pedestrian FlowsThursday 2nd September 2010
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Chart 6: Forres Hourly Pedestrian Flows- Saturday 4th September
5.5 We can also look at the variation in pedestrian flows at different times of the day for
the total enumeration period. Analysis of the Thursday count revealed that overall,
32.6% of the total flow occurs between 14.00 and 14.55, whilst 30.3% occurs
between 15.00 and 15.55. This figure rises to 37% after 16.00 hours. This increase
can be accounted for by employees finishing work. Further details of the weekday
Time of Day Analysis is illustrated in Table 18 below.
Table 18: Forres- Time of Day Analysis- Thursday 2nd September 2010
Enumeration Point 14.00-
14.55
% 15.00-
15.55
% 16.00-
16.55
%
A No. 42 High Street-
(Superdrug)
111 32.1% 105 30.3% 130 37.6%
B No. 90 High Street-
(Boots Chemist)
158 33.1% 145 30.3% 175 36.6%
Total 269 32.6% 250 30.3% 305 37.0%
5.6 Analysis of the Saturday count revealed that overall 31.6% of the total flow occurs
between 10.00 and 10.55, increasing to 33.8% during the period 11.00 to 11.55. The
overall total flow increased further to 34.5%, between 12.00 and 12.55. Further
details of the Time of Day Analysis recorded on Saturday 4th
September is illustrated
in Table 19 overleaf.
Point A Point B
Average Flow 424.8 889.2
Low 95% Conf. Limit 370.1 847.0
High 95% Conf. Limit 479.5 931.4
0.0
100.0
200.0
300.0
400.0
500.0
600.0
700.0
800.0900.0
1000.0
PedestrianActivity
Forres- Hourly Pesestrian FlowsSaturday 4th September 2010
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Moray Town Centre Health Checks 2010 29
Table 19: Forres- Time of Day Analysis- Saturday 4th September 2010
Diversity of Uses
5.7 Forres accommodates a range of retail facilities which are discussed below. In
addition to retailing, the centre also contains a range of non-retail facilities and
activities which reflect the role of the centre. There is a public library on the edge of
the town centre and a small museum on Tolbooth Street.
5.8 Information on the retail mix of Forres town centre is set out below. The table
demonstrates that the dominant uses within Forres are comparison shops (e.g.
clothing and footwear) and services (e.g. hairdressers; cafes; travel agents etc.). It is
notable that the area has 34 comparison goods retail units (4,701sqm); 12
convenience outlets (2,269 sqm), including the Co-operative store; 17 retail service
units (1,316 sqm); 22 Leisure Services uses; and 14 Financial & Business Services
(3741 sqm). Forres town centre provides a good range of convenience goods
shopping and reasonable range of comparison goods shops, however, there is no
town centre anchor store Tesco and Lidl have developed out of centre.
5.9 The overall mix of uses and the quantum of floorspace they occupy is summarised in
the table below.
Table 20: Forres- Diversity of Uses
Summary of Forres Diversity of Uses Survey (July 2010)
Type of Use No. of Outlets Floor space (sqm)
Comparison 34 4701
Convenience 12 2269
Retail Service 17 1316
Leisure Service 22 1469*
Financial & Business Service 14 3741
Health & Medical 4 293
Public Service 8 5838
Religious Service 3 1750
General Office Use 14 618
Vacancy 7 2274**
Total 135 24,269
Notes:
*The Regional Assessor does not hold floor space data for Hotels and Public House premises
** No. 29 Caroline Street is a vacant public house;